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Source: Fairfax County Planning and Zoning PowerPoint, May 3, 2017: Slide 10
Comment: The County's sole declared reason for increasing density is because it would be "in
accordance with the plan". But the Plan is flawed and was changed without community input.
Public participation in planning and
zoning will continue to be the
communitys foundation.
Local participation should remain a hallmark of
the planning and zoning processes as Reston
continues to evolve as a complete community for
the 21st century over several decades. The
cumulative impacts of development and
redevelopment should be routinely assessed and
evaluated. Source: Fairfax County Comprehensive Plan, Reston, page 12
Comment: The Plan actually has good provisions. One of the fundamental Principles of the Plan is
Public Participation. This does not mean just being told what will happen
Development will be phased with
infrastructure.
Comment: Another Principle is that development will be tied to needed infrastructure. This has not
been respected.
Pedestrian underpasses, located throughout
Reston, are unique features serving as integral
connections. They should be improved to
enhance their function, especially those
providing access to the Village Centers and
parks and recreation facilities. Pedestrian
underpasses providing access to Metro
Stations and Town Center should be improved
or added. Source: Fairfax County Comprehensive Plan, Reston, page 25
Question: When was the last time a pedestrian underpass was build in Reston?
Construct an overpass (4-lane bridge) across the DAAR from
Sunset Hills Road to Sunrise Valley Drive approximately at
Soapstone Drive (referred to as the Soapstone Overpass)
Comment: An example of what hasn't been done. The Plan calls for three additional bridges over the
Toll Road. Where are they?
Fairfax County Department of
Planning and Zoning
Motto:
Comment: The motto of the Department promoting these changes - we should help them live up to
their motto.
Restons development potential and
some consequences
A Look at Recent and Proposed County Zoning Changes
and Their Potential Impact on Restons Future
We assume that all the development in Restons TSAs will be high-rise multi-family
(elevator) development, thereby minimizing population growth potential at 2.1
persons per dwelling unit (DU).
The real number of Restons population and DUs does not include approved, but
unbuilt development. Developers can return with updated proposals at higher
densities if new zoning permits.
ADU/WDUs do not count against the tabulated count of current or future housing.
The provision of 12.5% ADU/WDUs provides developers the opportunity to receive a
market rate density bonus of up to 20%, which also does not count against the
density cap.
We assumed that developers meet the County ADU/WDU standard, but take a bonus
density averaging only 10%.
Overall, the Countys failure to include ADU/WDU housing and the associated
market rate bonus housing in its zoning population count understates Restons
potential maximum population at buildout by 30,000 people.
Restons Master Plan calls for the addition of only two sizable parks, each about 7 acres, in
Town Center North and south Reston Town Center.
FCPA also has population-based standards for the number of park facilities of all kinds from
tot lots to golf courses. The acreage required for Reston is much larger than FCPAs general
acreage guideline above.
Restons station areasPRC & non-PRCwill have half the park acreage per capita of
Manhattan, NY, and three-quarters the acreage per capita of Tysons if both urban areas
fulfill their park plans.
Despite the low student generate rate in elevator
residences, Reston could need five new schools to
accommodate its potential population growth.
The Reston plan calls for adding 2 ES and shifting The County underestimates new school needs
MS and HS boundaries as new schools are built because it underestimates Restons population
near Innovation Station. growth potential.
Traffic Impacts of the PRC
Amendment: Knowns,
Unknowns, and Unknowables
John Mooney, Reclaim Reston
Traffic Impacts: 2 Key Questions
1. Covered in this Presentation: Traffic impacts of
proposed PRC amendment, in context of TSA (Transit
Station Areas) development
2. Not Covered: systems (roads, overpasses, traffic-signal
systems, etc.) to manage those traffic impacts, nor the
financing to construct those systems. (See the Reston
Traffic Analysis.)
Traffic Impacts: Overview of Presentation
MARKET FORCES
Traffic Impacts: 2. Traffic Forecasting
Application of TGM-FORECAST
REDUCTION FACTORS, especially:
- Active-TDM measures
Traffic forecasts for Restons TSAs and its
PRC-zoned areas (1)
Problem: we have no forecasts for PRC-zoned areas alone, only (through RMP-
based projections, e.g. Reston Network Analysis) for TSAs (which include some
PRC-zoned areas)
Hint at a Solution: the forecasts (from the Reston Master Plan and from FxCo
staff docs on the PRC amendment) suggest that slightly less than half of One
Restons new population growth (at least 53,000) under the proposed PRC
ordinance change would occur in the non-TSA PRC areas.
Very Tentative Conclusion: at full build-out (ca. 2050), the new traffic generated
by the PRC amendment would match the new residential traffic generated in
the non-PRC sections of the TSAs.
Table 2: SOV 2050 Trip Generation Numbers According to Adjustment TGM Forecast
2050 2050
Adjusted Unadjusted
(previous slide)
JRMs illustrative 35% Reduction 91,357 166,106
Fx Cos base 45% Max. Reduction 95,235 168,422
FxCo: 45% + 7% Tech = 52 80,843 168,422
*More complicated than a simple reduction (e.g. 35%) of the unadjusted total
Bottom Line: Additional trips forecasted due to the proposed
higher PRC cap.
Raising the PRC cap from 13 persons/A to 16 persons/A is estimated to add 8,922 new
units in Reston.
As seen below, this would generate between 6,501-4,801 combined new peak-hr.
trips/day.
Table 3: Additional Trips forecasted due to PRC Amendment
By comparison with Arlington Countys careful studies in 2013 (residential) and 2015
(commercial), Fairfax Countys estimated reductions seem somewhat high. See
http://mobilitylab.org/2013/10/10/residential-building-transportation-performance-
monitoring-study/ and http://mobilitylab.org/research/2016-office-building-study/
Closing Remarks
Bruce Ramo, Reclaim Reston
Restons Comp Plan calls for 44,000 DUs in its station areas and identifies target locations for
over half of them. Most of these DUs are covered under the County-wide PDC/PRM zoning
ordinance.
The Countys Reston PRC zoning proposal would increase the population cap to 16 persons per
acre or 99,933 people, including those in the TSA.
The more you assume are in TSA+PRC, the less there can be in the others because of their
caps! We assumed 20,000 of the TSAs DUs are PRC.
Reston has a tremendous unfilled capacity to add
ADU/WDUs at its current PRC-wide density cap.